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HomeMy WebLinkAboutMULLER FAMILY THEATRECity of Lakeville Planning Department Memorandum To: Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: July 27, 2017 Subject: Packet Material for the August 3, 2017 Planning Commission Meeting Agenda Item: Muller Family Theatre Second Addition 1. Preliminary Plat 2. Final Plat 3. Site Plan Review Application Action Deadline: October 7, 2017 BACKGROUND Representatives of Muller Family Theatres Partnership have submitted applications for the preliminary and final plat of two lots and site plan review for the development a proposed 10,745 square foot office building. The preliminary and final plat totals 11.88 acres. One lot will contain the existing movie theater and one lot will be for future development of the office building. The office building will be located in the northeast corner of the existing Emagine Lakeville movie theater parking lot. The subject property is currently platted as Lot 1, Block 1, Muller Family Theatre Addition and is zoned C-3, General Commercial District. The theater property was platted and developed in 1997. The 1.75 acre commercial parcel in the southeast corner of the theater property was administratively subdivided from the theater property in 2016 and remains undeveloped. That parcel is shown as an exception to the preliminary plat. The subject property is located south of 205th Street and west of Keokuk Avenue. 2 The Muller Family Theatre Second Addition preliminary and final plat plans have been submitted to the Engineering Division, the Parks and Recreation Department and the Parks, Recreation and Natural Resources Committee. EXHIBITS A. Location and Zoning Map B. Aerial Photo C. Preliminary Plat D. Final Plat E. Site Plan F. Removals (Demolition) Plan G. Parking and Easements Plan H. Utility Plan I. Grading Plan Surrounding Land Uses and Zoning North – 205th Street and undeveloped property (RM-1 District) South – 207th Street and undeveloped property (C-3 District) East – Keokuk Avenue and Walmart (C-3 District) West – Morgan Square Townhomes (PUD District) STAFF ANALYSIS PRELIMINARY AND FINAL PLAT Comprehensive Plan. The Muller Family Theatre Second Addition property is located in Planning District No. 6 of the 2008 Comprehensive Plan which guides the property for commercial use. The existing and proposed future commercial use is consistent with the commercial designation of the Comprehensive Land Use Plan. Zoning. The Muller Family Theatre Second Addition preliminary and final plat property is zoned C-3, General Commercial District zoning which allows theaters, retail, offices, service businesses, restaurants and the like. 3 Consistency with the Capital Improvement Plan (CIP). No public street construction or other public funded infrastructure construction is proposed with the Muller Family Theatre Second Addition preliminary and final plat. All City sanitary sewer, water and stormsewer improvements required for the area of the Muller Family Theatre Second Addition were installed by the developer with the Muller Family Theatre Addition development. Lots/Blocks. The Muller Family Theatre Second Addition preliminary and final plat proposes two lots on one block. The following C-3 District lot development requirements pertain to this preliminary and final plat: Lot Area: 20,000 square feet Lot Width: 100 feet Lot 1 Area (Theater): 10.13 acres Lot 1 Width: 135.6 feet Lot 2 Area: 1.75 acres Lot 2 Width: 266 feet Lots 1 and 2, Block 1, Muller Family Theatre Second Addition exceed the minimum lot requirements in the C-3 District. Outlots. No outlots are proposed with the Muller Family Theatre Second Addition preliminary and final plat. Streets. No new street construction is proposed with the Muller Family Theatre Second Addition preliminary and final plat. The property is adjacent to 205th Street, 207th Street and Keokuk Avenue. No additional road right-of-way is required with this preliminary and final plat. A new driveway will be constructed onto Keokuk Avenue directly across from the south driveway of the office building property across Keokuk Avenue to the east. The access at 205th Street will remain and will be a shared access between the theater and the office building. Trails and Sidewalks. There is no trail located on the south side of 205th Street. An eight foot wide concrete sidewalk is located on the west side of Keokuk Avenue. The Muller Family Theatre plat approved in 1997 was the first development of the Lakeville Commerce Center property abutting 205th Street at that time. The construction of the movie theater building and parking lot required extensive work on 205th Street with the construction of turn lanes at the west driveway entrance and at the 205th Street and Keokuk Avenue intersection. Trail construction was to occur at the time of 205th Street urbanization or when the trail was constructed with the development of the properties 4 to the west and on the east side of Keokuk Avenue. The trail is in place at those locations so the trail must now be constructed in conjunction with the Muller Family Theatre Second Addition plat. Grading, Drainage, Erosion Control, and Utilities. No significant changes to the grading and storm water facilities is proposed with this plat since the new lot will be replacing existing bituminous surface parking lot. City sewer and water utilities are adjacent to the property and are of adequate design to serve the new commercial lot. Grading, drainage and erosion control and utility plans have been submitted with the preliminary and final plat and site plans and have been reviewed by Matt Decur, Senior Project Engineer and Mac Cafferty, Environmental Resources Manager. A copy of the engineering report dated July 26, 2017 is attached for your review. The Engineering Division recommends approval of the preliminary and final plat and site plan subject to the recommendations outlined in the report. Tree Preservation. There are no significant trees located on the subject property. Wetlands. There are no wetlands located on the subject property. Park Dedication. Park dedication was paid with the Muller Family Theatre Addition final plat in 1997. No additional park dedication is required with the final plat. The Parks, Recreation and Natural Resources Committee will review the Muller Family Theatre Second Addition preliminary and final plat plans at their August 2, 2017 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. SITE PLAN The proposed site plan shows a conceptual layout for a proposed office building parking lot. Setbacks. Development of the Muller Family Theatre Second Addition site plan is subject to the following minimum building setback (C-3, General Commercial District) requirements: Abutting a Public Street: 30 feet Interior Lot Lines: 10 feet Parking: 15 feet (abutting street), 5 feet (interior lot lines) The proposed office building and parking lot meet the C-3 District setback requirements. 5 Parking - Lot 2 (Office). The proposed 10,745 square foot building will require 48 parking spaces at a ratio of one space required for each 200 square feet of floor area, minus a 10% floor area credit. Ninety (90) parking spaces are proposed. Use of the office parking lot for theater patron parking may be allowed, but is not required. A shared parking agreement should be in place between the two properties if shared parking arrangements are proposed. Parking - Lot 1 (Theater). The Zoning Ordinance requires a ratio of one parking space for each 3.4 seats in the theater. The total number of seats in the theater is 2009 which requires a total of 591 parking spaces. A total of 760 parking spaces are shown for Lot 1. The proposed parking, spaces and drive aisle dimensions meet the requirements of the Zoning Ordinance. Parking aisles will be 24 feet in width and parking stall dimensions will be 9 feet in width and 18 feet in length with a two foot curb overhang. Circulation. Access to the sites will continue to be from existing driveways on 205th Street and Keokuk Avenue. A new driveway is proposed from Keokuk Avenue to serve the new office building. Landscaping. All existing landscaping on site will remain in place. A landscaping plan will be required with the submittal of a building permit for the new office building. Future Building, Lot 2. The future office building will be subject to the exterior building material requirements for commercial uses outlined in the Zoning Ordinance. These requirements will be reviewed upon submittal of building plans with the building permit application. Trash Enclosure. If trash and recycle containers are to be stored outdoors, an enclosure will be required of a design in compliance with Zoning Ordinance requirements. This will be addressed upon plan submittal with the building permit application. Signs. The property is in the Freeway Corridor District which allows up to 100 square feet of building wall signage for the C-3 District. A corner lot is allowed two wall signs facing public right- of-way. One freestanding sign is allowed up to 150 square feet in area and 30 feet in height. All signs require approval of a sign permit prior to installation. Snow Storage. Snow storage may not take place in required parking spaces. 6 RECOMMENDATION Planning Department staff recommends approval of the Muller Family Theatre Second Addition preliminary and final plat subject to the following stipulations: 1. Implementation of the recommendations listed in the July 26, 2017 engineering report. 2. A site plan shall be submitted for staff review in conjunction with a building permit for Lot 2. 3. The site shall be developed consistent with the approved preliminary and final plat plans. 4. An agreement for shared driveway access and cross parking shall remain in full force and effect at all times for Lots 1 and 2, Block 1, Muller Theatre Second Addition. P/OS RM-2 PUD C-3 C-3 §¨¦35 C-3 RM-1 RM-1 RS-2 RA PUD RST-2 C-3 210TH ST W KENRICK AVE205TH ST W 207TH ST W KENRICK AVEKEYSTONEAVEKEOKUKAVEMULLER FAMILY THEATRE SECOND ADDITION Ü EXHIBIT A MULLER FAMILY THEATRE SECOND ADDITION Property Information June 28, 2017 0 450 900225 ft 0 130 26065 m 1:4,800 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. EXHIBIT B EXHIBIT C EXHIBIT D EXHBIIT E EXHIBIT F EXHIBIT G EXHBIT H EXHIBIT I City of Lakeville Public Works – Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Matt Decur, Senior Project Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Daryl Morey, Planning Director Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: July 26, 2017 Subject: Muller Family Theatre Second Addition • Preliminary Plat Review • Final Plat Review • Grading and Erosion Control Plan Review • Utility Plan Review • Tree Preservation Plan Review • Site Plan Review BBAACCKKGGRROOUUNNDD Muller Family Theatres Partnership has submitted a preliminary and final plat named Muller Family Theater Second Addition. The proposed subdivision is located west of and adjacent to Keokuk Avenue and south of and adjacent to 205th Street. The parent parcel is Lot 1, Block 1, Muller Family Theatre Addition, except the south 305.57 feet of the east 248.78 feet. The parent parcel zoned C-3, General Commercial District. The final plat consists of 2 lots within 1 block on 11.88 acres. The proposed development will be completed by: Developer: Muller Family Theatres Partnership Engineer/Surveyor: Otto Associates MMUULLLLEERR FFAAMMIILLYY TTHHEEAATTRREE SSEECCOONNDD AADDDDIITTIIOONN JJUULLYY 2266,, 22001177 PPAAGGEE 22 OOFF 66 SSIITTEE CCOONNDDIITTIIOONNSS The Muller Family Theatre Second Addition site was developed with the Muller Family Theatre Addition plat. The site contains the Emagine Lakeville Theatre and parking lots. EEAASSEEMMEENNTTSS The proposed 10-foot-wide drainage and utility easements along all lot lines meets City requirements. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Keokuk Avenue Muller Family Theatre Second Addition is located west of and adjacent to Keokuk Avenue, a major collector roadway as identified in the City’s Transportation Plan. Keokuk Avenue adjacent to the site is a 44-foot-wide three-lane undivided urban roadway with a continuous center turn lane. 205th Street Muller Family Theatre Second Addition is located south of and adjacent to 205th Street, a major collector roadway as identified in the City’s Transportation Plan. 205th Street is designed as a two-lane rural roadway with dedicated turn lanes at Keokuk Avenue. The required half right-of-way for 205th Street was dedicated with the Lakeville Commerce Center plat. The Future Upgrade Fee for 205th Street was satisfied with the Muller Family Theatre Addition plat. 207th Street Muller Family Theatre Second Addition is north of and adjacent to 207th Street, a minor collector roadway as identified in the City’s Transportation Plan. 207th Street is a 38-foot-wide two-lane roadway. The required 60-feet of right-of-way was dedicated with the Lakeville Commerce Center plat. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and site construction shall be from a rock construction entrance at the proposed new driveway access on Keokuk Avenue. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS Park Dedication was collected on the parent parcel with the Muller Family Theatre Addition plat. The City’s current Parks, Trails, and Open Space Plan identifies a trail along the south side of 205th Street adjacent to the plat. The Developer shall construct the trail from the west plat boundary to Keokuk Avenue with the proposed site improvements. The Developer will MMUULLLLEERR FFAAMMIILLYY TTHHEEAATTRREE SSEECCOONNDD AADDDDIITTIIOONN JJUULLYY 2266,, 22001177 PPAAGGEE 33 OOFF 66 receive a credit to the plat cash fees for the City’s 3/8 share of trail construction costs. The Trail Construction credit is calculated as follows: $4,000.00 x 3/8 = $1,500.00 205th Street Trail Construction Cost adjacent to Muller Family Theatre Second Addition (excluding grading and restoration) City’s Cost Share Total UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Muller Family Theatre Second Addition is located within subdistricts SC-13400 of the South Creek sanitary sewer district, as identified in the City’s Sewer Plan. Wastewater will be conveyed to the MCES Farmington Interceptor and continue to the Empire Wastewater Facility. Downstream facilities are monitored for capacity constraints based on future residential development west of Muller Family Theatre Second Addition. Downstream facilities are adequate to serve the proposed development. The Sanitary Sewer Availability Charge was paid with the parent parcel. The Developer proposes to install new services to the site from existing sanitary sewer in 205th Street. A $10,000 security will be collected to ensure proper connection to the sanitary sewer and restoration of 205th Street. WWAATTEERRMMAAIINN Development of Muller Family Theatre Second Addition includes a connection to existing public watermain. Watermain service will be extended from the existing sixteen-inch trunk watermain in 205th Street into the development to provide water service to the proposed site. A $10,000 security will be collected to ensure proper connection to the public watermain and restoration of 205th Street. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Muller Family Theatre Second Addition is located within subdistricts ML-7 and ML-10 of the Lake Marion stormwater district as identified in the City’s Water Resources Management Plan. Stormwater runoff generated from the Muller Family Theatre Second Addition site is collected and treated by stormwater management basins constructed with the previous development. The basins provide water quality treatment and rate control of the stormwater runoff generated from the existing development. No additional impervious surface is proposed with the Muller Family Theatre Second Addition development and no additional stormwater management is required. The final grading plan shall identify all fill lots in which the building footings will be placed on fill material. The grading specifications shall also indicate that all embankments meet MMUULLLLEERR FFAAMMIILLYY TTHHEEAATTRREE SSEECCOONNDD AADDDDIITTIIOONN JJUULLYY 2266,, 22001177 PPAAGGEE 44 OOFF 66 FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as-built certified grading plan have been submitted and approved by City staff. Muller Family Theatre Second Addition contains more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. SSTTOORRMM SSEEWWEERR Development of Muller Family Theatre Second Addition includes connection to and modifications of private storm sewer owned by the developer. No public storm sewer will be impacted by the development. The Trunk Storm Sewer Area Charge for the parent parcel was satisfied with the Muller Family Theatre Addition plat. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FEMA FLOODPLAIN ANALYSIS Muller Family Theatre Second Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WWEETTLLAANNDDSS There are no wetlands on site. TTRREEEE PPRREESSEERRVVAATTIIOONN There are no significant trees within the site. EERROOSSIIOONN CCOONNTTRROOLL The developer is responsible for obtaining a MPCA Construction Permit for the site as well as developing a SWPPP for the site prior to construction. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction must be documented in the SWPPP. MMUULLLLEERR FFAAMMIILLYY TTHHEEAATTRREE SSEECCOONNDD AADDDDIITTIIOONN JJUULLYY 2266,, 22001177 PPAAGGEE 55 OOFF 66 Additional erosion control measures may be required during construction as deemed necessary by City staff. Any additional measures required shall be installed and maintained by the Developer. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Muller Family Theatre Second Addition CONSTRUCTION COSTS Connection to Sanitary Sewer $ 10,000.00 Watermain 10,000.00 Driveway Construction/Street Connection and Trail Construction 10,000.00 Erosion Control, Grading and Grading Certification 20,000.00 SUBTOTAL - CONSTRUCTION COSTS $50,000.00 OTHER COSTS Developer’s Design (3.0%) $1,500.00 Developer’s Construction Survey (2.5%) 1,250.00 City’s Legal Expense (0.5%) 250.00 City Construction Observation (5.0%) 2,500.00 Developer’s Record Drawing (0.5%) 250.00 Landscaping 12,000.00 Street Lights 2,800.00 Lot Corners/Iron Monuments 200.00 SUBTOTAL - OTHER COSTS $20,750.00 TOTAL PROJECT SECURITY $70,750.00 The street light security totals $2,800 which consists of two (2) mast arm street lights at $1,400 each. The Developer shall post a security to ensure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot and outlot for a total of $200.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction CCAASSHH FFEEEESS A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 1167.91 x $0.2451/front foot/quarter x 4 = $1,145.02 Front Footage, Muller Family Theatre Second Addition Streetlight Operating Fee quarters Total A cash fee for one-year of environmental resources expenses shall be paid at the time of final plat approval and is calculated as follows: MMUULLLLEERR FFAAMMIILLYY TTHHEEAATTRREE SSEECCOONNDD AADDDDIITTIIOONN JJUULLYY 2266,, 22001177 PPAAGGEE 66 OOFF 66 11.88 acres X 4.2 x $37.20/unit = $1,856.13 Acreage of Muller Family Theatre Second Addition Utility Factor Environmental Resources Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map shall be paid at the time of final plat approval and is calculated as follows: 2 units x $90.00/unit = $180.00 Lots/Outlots City Base Map Updating Fee Total The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format shall be in either .dwg (AutoCAD) or .dxf format. The Developer shall also pay a cash fee for City Engineering Administration. The fee for City Engineering Administration will be based on three percent (3.00%) of the estimated construction cost, or $1,500.00. CASH REQUIREMENTS Streetlight Operating Fee 1,145.02 Environmental Resources Fee 1,856.13 City Base Map Updating Fee 180.00 City Engineering Administration (3.00%) 1,500.00 SUB TOTAL - CASH REQUIREMENTS $4,681.15 CREDITS TO THE CASH REQUIREMENTS Trail Construction Credit $1,500.00 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS = $1,500.00 TOTAL CASH REQUIREMENTS $3,181.15 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary plat, final plat, grading and erosion control plan, utility plan, tree preservation plan, and site plan for Muller Family Theatre Second Addition subject to the requirements and stipulations within this report.